Oregon Landlord Responsibilities for Heat and Hot Water

If you’re renting a home or apartment in Oregon, you have a right to a safe, livable space—including proper heat and hot water. This guide explains what the law requires of Oregon landlords regarding these essential services, what to do if something breaks, and where to get official help.

Your Right to Heat and Hot Water in Oregon Rentals

Under Oregon law, landlords must keep rental homes safe and fit to live in. This includes making sure that heating systems and hot water run reliably. This right is protected by the Oregon Residential Landlord and Tenant Act (ORS Chapter 90), which sets minimum standards for all rental properties.¹

• Landlords must supply and maintain a working heating system capable of keeping living spaces at an adequate temperature.
• Hot water must be provided in all rentals, and hot water heaters must work reliably.
• Repairs for broken furnaces or water heaters must be handled promptly after you notify your landlord.

There may be different rules if you live in a mobile home, subsidized housing, or have a written agreement about utilities—always check your lease and ask your local housing office if you aren’t sure.

Temperature and Repair Timeframes

While Oregon law doesn’t set a specific number for required room temperature, it does say your home must be “habitable.” That means if heat or hot water is out, your landlord usually must start repairs within 24 hours after receiving written notice. Oregon Housing and Community Services provides additional guidance and mediation options.

How to Request Repairs from Your Landlord

If your heater or hot water stops working, follow these steps:

• Notify your landlord right away—preferably in writing (like through email, online portal, or a written letter).
• Keep copies of all communications and photos of broken equipment or thermostat readings if possible.
• Request a written response or update on repair timing.

Relevant Official Forms for Oregon Renters

• Notice of Failure to Provide Essential Services (Oregon Notice to Landlord)
  When to use: If your landlord does not make timely repairs to heat or hot water, you can deliver a written notice under ORS 90.365, outlining the issue and giving a reasonable deadline.
  Example: Jane hasn’t had hot water for two days. She sends her landlord a written notice (sample form from Oregon Judicial Department), requesting repair within 24 hours, as required by law.
• Complaint Form – Oregon Bureau of Labor and Industries, Civil Rights Division (if repairs are refused due to discrimination)
  When to use: If your issue isn’t fixed and you suspect discrimination, you can file a complaint at BOLI's Civil Rights Complaint page.

What If the Landlord Doesn’t Fix the Problem?

Oregon law gives you several options if your landlord doesn’t repair heat or hot water after proper notice:

• File a complaint with the Oregon Judicial Department—Housing Court.
• Seek mediation or legal support from Oregon Law Center.
• Follow the “repair and deduct” process, but only after providing legal notice and waiting the required time.

It’s usually best to talk to your property manager or housing agency before taking formal steps. Still, you are protected by ORS 90.320 – Habitability of rental unit.

Official Tribunal for Renters and Landlords in Oregon

Residential tenancy disputes are handled by the Oregon Judicial Department—Housing Court. This tribunal processes tenant complaints, eviction cases, and maintenance disputes.

FAQ: Oregon Renters’ Heat and Hot Water Rights

1. How fast must my landlord fix broken heat or hot water in Oregon?
   Oregon law requires landlords to begin repairs within 24 hours of being notified in writing of a lack of heat or hot water, as it is essential for habitability.
2. Can I withhold rent if heat or hot water isn’t fixed?
   You may be able to withhold rent or pay for repairs yourself and deduct the cost, but only after following the notice requirements in the law. Always provide written notice and give your landlord a chance to fix the problem first.
3. Do I have to use an official form to notify my landlord?
   While not required, using a formal notice (such as the Notice of Failure to Provide Essential Services) helps document the problem, your actions, and legal deadlines.
4. Who enforces renters’ rights in Oregon for these issues?
   The main tribunal is the Oregon Judicial Department—Housing Court, and discrimination complaints go to the Oregon Bureau of Labor and Industries.
5. Can landlords make me pay for furnace or boiler repairs?
   No. The landlord is responsible for major appliance repairs unless your lease specifically states you agreed to maintain or repair these systems.

Key Takeaways for Oregon Renters

• Landlords are legally required to provide and maintain working heat and hot water in all Oregon rental units.
• Repairs to these systems must generally begin within 24 hours after you notify the landlord in writing.
• You have the right to take action—using proper forms and following the law—if these basic needs aren’t met.

Keeping written records and following official steps helps protect your rights through any dispute.

Need Help? Resources for Renters

• Oregon Housing and Community Services – State agency for housing resources and tenant support
• Oregon Judicial Department—Housing Court – File tenant complaints or learn about your legal rights
• ORS 90.320 – Rental Habitability Law – Read the full state law on landlord responsibilities
• Oregon Law Help – Free legal info for renters, including maintenance issues
• Oregon Bureau of Labor and Industries Civil Rights Division – For discrimination complaints

---

1. Oregon Residential Landlord and Tenant Act - ORS 90.320
2. Oregon Judicial Department—Housing Court
3. Oregon Housing and Community Services
4. Oregon Bureau of Labor and Industries – File a Civil Rights Complaint

Categories

Renter Rights & Legal Protections Lease Agreements & Renewals Rent, Fees & Security Deposits Moving In: Inspections & Disclosures Moving Out & Ending a Lease Maintenance, Repairs & Habitability Health & Safety Standards Evictions & Lease Violations Roommates, Subletting & Shared Housing Discrimination & Fair Housing Laws Accessibility & Disability Accommodations Utilities, Services & Billing Affordable Housing & Rental Assistance Rent Control & Rent Stabilization Privacy Rights & Landlord Entry Security, Locks & Emergency Protections Dispute Resolution & Legal Aid Retaliation & Harassment Protections Mobile Home & Manufactured Housing Rights Special Housing Types & Situations